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HomeMy WebLinkAboutDTS-10-044 - Demolition Control Appl DC 09/17/D/GS - David St. - KHIKiTC~~R . • . Development& Technical Services Report To: Mayor Carl Zehr and Members of City Council Date of Meeting: February 22, 2010 Submitted By: Alain Pinard, Interim Director of Planning (519-741-2319) Prepared By: Garett Stevenson, Planning Technician (519-741-3400 x 3158) Ward(s) Involved: Ward 6 -West -Victoria West Date of Report: February 8, 2010 Report No.: DTS-10-044 Subject: DEMOLITION CONTROL APPLICATION DC09/17/D/GS 31, 35, 39 & 43 DAVID STREET (25 JOSEPH STREET) KITCHENER HOUSING INC RECOMMENDATION: That Demolition Control Application DC09/17/D/GS requesting permission to demolish four 4-unit residential buildings (16 units total) municipally addressed as 31, 35, 39, and 43 David Street and legally described as Plan 154 Pt Lots 1 To 4 GCT Sub Of Lot 17 Pt Lot 144 RP58R7510 Part 1, be approved, without conditions. 3-1 Map 1: Location Map BACKGROUND: The Department of Development and Technical Services has received an application requesting the demolition of four 4-unit residential buildings (16 units total) municipally addressed as 31, 35, 39, & 43 David Street and legally described as Plan 154 Pt Lots 1 To 4 GCT Sub Of Lot 17 Pt Lot 144 RP58R7510 Part 1. The property is owned by Kitchener Housing and is comprised of 116 residential units in 6 buildings, including the 16 units proposed to be demolished. The six buildings on the site include the former Victoria School building, an apartment building (addition to the school building), as well as the four 4-unit buildings proposed to be demolished. The subject property is designated as Medium Density Multiple Residential in the Victoria Park Secondary Plan and zoned Residential Eight (R-8) in the Zoning By-law. In 1993, four 4-unit buildings were constructed on the subject property, facing David Street opposite "the Commons" area of Victoria Park. Although the properties are municipally addressed as 31, 35, 39 & 43 David Street for the purpose of the delivery of mail and emergency services, the four buildings are legally part of the same property as 25 Joseph Street, which is designated under Part IV of the Ontario Heritage Act. The property is also located adjacent to the Victoria Park Area Heritage Conservation District which is designated under Part V of the Ontario Heritage Act. The Owner is proposing to redevelop the area of the property, where the four 4-unit buildings are currently located, with athree-storey, eighteen unit apartment building. The proposed redevelopment will also include a future development area to allow for a future twinning of the proposed three-storey building. Aerial View of the Subject perty 3-2 REPORT: Planning Comments Under the Planning Act, the purpose of Demolition Control is to maintain residential properties within the municipality and to prevent their premature or unjustified removal. Planning staff advises that from past experience demolition is not always followed by timely redevelopment, even if a building permit is issued. In order to ensure timely redevelopment, Planning staff often recommend that a condition requiring the owner to obtain a building permit be included in the approval of Demolition Control. Upon issuance of a building permit, a demolition permit may be issued subject to a significant fine if reconstruction has not been significantly completed within 2 years. This condition is not being recommended for this application. ~. *,;' ~.. ~ ,,,~. ~ _ - -- -~ ` ~ .~ ~y -~ -= - -- .~. -- ~ ~ -~:. __ ~ ~,~ `~ ~""~' - ~i~~ ~~ ~~ ~~ _ ~ ~. ~ _ . Front View of Buildings Proposed to be Demolished Seven criteria, as outlined in Council Policy I-1010, are used to evaluate the appropriateness of an application to demolish a residential property in circumstances where no building permit will be issued for a new building on the site. 1. Property Subject to the Ontario Heritage Act The Victoria School property is designated under Part IV of the Ontario Heritage Act. Although the heritage attributes in the designation apply to the historic school building, the land on which the David Street units are built is also contained within the legal description affected by the Part IV designating by-law. In addition, the subject property is located immediately adjacent to the Victoria Park Heritage Conservation District Area which is designated under Part V of the Ontario Heritage Act. Heritage Planning staff have advised that a Heritage Impact Assessment will be required as part of the City's consideration of a Heritage Permit Application and Site Plan approval for the proposed new construction. 3-3 2. Architectural and Historical Value The cultural heritage significance of the property identified in the designating by-law, references the Victoria Public School building which was constructed in 1911-12. The heritage attributes identified in the designation are limited to the front (Joseph Street), side (east and west) elevations, and slate roof of the former Victoria School building. Shortly after its designation in 1988, Victoria School was rehabilitated by Kitchener Housing Inc. and developed into an affordable housing complex. 3. Condition of the Dwelling Structural and environmental assessments undertaken by MTE Consultant Inc. in 2009 conclude that the buildings exhibit varying degrees of deterioration caused by the infiltration of water and mould. In summary, the assessments prepared by MTE Consultants Inc. identify that the mould growth was visually identified on wood joists, studs and OSB sheathing located behind the exterior brick. Moisture was identified entering the building at the top of the exterior walls where the building is clad with metal siding. The moisture is running down the face of the exterior OSB sheathing in the air space behind the brick. The amount of water penetration was significant in areas. The water penetration caused the OSB sheathing and wood frame structure to rot in many areas. The most extensive damage was found around the balconies at the front of the building and on the entire rear (south) wall. Water staining, rust and efflorescence was noted along the South face of the buildings where metal cladding meets brickwork and at various locations below windows and adjacent to entrance doors and balconies. Water damaged drywall materials were noted within Unit 35B. Spalling brick was identified along the top Southeast corner of 35 David Street. The front West balcony of 39 David Street appears to have dropped significantly, indicating possible structural damage. The visual assessment concluded that water damage and mould conditions similar to those identified in 43 David Street was expected at 31, 35 and 39 David Street. Five test holes were cut into the interior drywall sheathing of Unit B of 35 David Street to expose the wall cavity and inspect for water migration and damage associated with suspected water migration. From the five test holes it appeared that moisture was penetrating the building structure. The points of water infiltration and locations of mould were similar to that of 43 David Street, though the degree of structural damage varied and was generally not as severe as in 43 David Street. The consultants advised that the following work would need to be conducted to 43 David Street in order to address the problems identified; • remove all exterior finishes to permit repair of the exterior sheathing and stud walls, • remove all interior drywall and insulation of exterior walls around the perimeter of the building, • repair or replace rotted studs, sheathing and drywall on exterior walls which will require some shoring, • replace interior finishes services and fixtures as required in effected areas, • replace the exterior cladding on the entire building, and • repair all the balconies complete with new thermal and moisture barriers. 4. Impact of Demolition on Abutting Properties, streetscape, and Neighbourhood Stability The existing four 4-unit buildings currently front onto David Street and shape the streetscape along this portion of the street. Victoria Park is located across David Street and is within the Victoria Park Heritage Conservation District Area. The loss of the buildings will create a gap in the streetscape, which will be replaced with the new development. The redevelopment of this 3-4 property will be subject to a Heritage Permit Application as well as Site Plan approval. The Owner has filed an application for a minor variance to Zoning By-law 85-1 to the Committee of Adjustment for a reduced side yard abutting a street of 1.6 metres in order to maintain the existing setback for the proposed new building, in an effort to maintain the streetscape presence. 5. Timeframe of Redevelopment The Owner will be submitting a complete site plan application in the very near future, pending the completion and general acceptance of a Heritage Impact Assessment for the proposed redevelopment. The Owner has indicated that funding made available for this project is contingent on the physical start of the project by March 15, 2010. Demolition of the buildings must commence in the very near future. In the meantime, the Owner will work towards satisfying requirements of a Heritage Kitchener Permit as well as Site Plan Approval, in order to obtain a building permit for the proposed new 18 unit residential building. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties The proposed redevelopment of this property meets the intent of the Official Plan and Zoning By-law. The Owner will be applying for a minor variance for a reduced setback for a side yard abutting a street as well as a reduction in the amount of required off-street parking. A minor variance application was received by Planning staff on February 3, 2010 and is proposed to be heard at the March 16, 2010 meeting of the Committee of Adjustment. 7. Neighbourhood Consultation All property owners within 60 metres of the subject property will receive notice of the Development and Technical Services Committee Meeting dealing with this application for information only. It is Planning staff's opinion that the standard two year redevelopment condition should not be applied to this application and that an unconditional approval be granted for the demolition of the four 4-unit residential buildings. The funding grant for the demolition and redevelopment of this property requires that the project physically start prior to March 15, 2010. Planning staff are satisfied that the Owner will redevelop the property as soon as possible. The Owner has met with Planning staff and is in the process of applying for a Heritage Kitchener Permit as well as Site Plan. The Owner has attended a Site Plan Pre-Application Meeting and has applied to the Committee of Adjustment for two minor variances. The Heritage Kitchener Committee has recommended approval of Heritage Permit Application HPA-2010-IV-001 for the demolition of the four 4-unit buildings. The Owner submitted a draft Heritage Impact Assessment for the proposed redevelopment on February 3, 2010. The existing buildings are vacant and not habitable and require sufficient work to become habitable again. It is Planning staff's opinion that the proposed demolition and redevelopment is a more efficient and appropriate use of the land. Heritage Comments Excerpts from Report DTS-10-032 (Heritage Permit Application HPA-2010-IV-001 - 31, 35, 39 & 43 David Street (25 Joseph Street) -Proposed Demolition Of Four 4-Unit Buildings) were discussed in this report. Specific Heritage comments were also provided and considered in Section 1 (Property Subject to the Ontario Heritage Act) and Section 2 (Architectural and Historical Value) of this report. Report DTS-10-032 is attached hereto as Appendix C. 3-5 Engineering Comments The owner is required to make satisfactory financial arrangements with the Engineering Division for the removal of any redundant service connections. The owner is required to maintain the boulevard as per the City standards. Building Inspector Comments Building staff visited the subject buildings in January 2010 and advised that the four 4-unit apartment buildings are approximately 20 years old. The 16 units are approximately 84 square metres (900 sq ft) in size each. The property is serviced with water, gas, hydro, as well as storm and sanitary sewers. There is no evidence of abandoned wells, septic beds, or wells on the property. Each of the four unit buildings features a poured concrete foundation and wood frame construction. The exterior brick shows efflorescence and signs of water penetration. There is evidence of staining on the roof and fleshings which suggests that there moisture penetration at the seams. The wooden decks are severely deteriorated due to moisture and that moisture has affected the wood structure below. The areas where there is exposed section of the concrete foundation and wood framing show evidence of severe moisture penetration, including mould and rotting of the wood structure. The sill plates, studs, and exterior sheathing are blackened at exterior walls due to mould and moisture. The interior finishes that are not yet removed appear to be in fair condition; however, repairs to the interior of the buildings would involve the substantial removal of interior finishes. Although the exterior condition of the buildings appear to be in fair condition, the observed structural damage due to mould and moisture penetration indicate that extensive repairs would be required to return the buildings to a habitable state. The buildings feature forced air heating and each unit has an Individual energy pack gas fired furnace. The Building Division has no objections to the demolition of these buildings and note that a demolition permit is required. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: An information letter will be circulated to all property owners within 60 metres of the subject property in advance of the Development and Technical Services Committee Meeting dealing with the subject application. CONCLUSION: Planning staff is satisfied that the proposed demolition is justified. As such, staff recommends that Demolition Control Application DC09/17/D/GS requesting to demolish four 4-unit residential buildings (16 units total), without conditions. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department Attachments: • Appendix "A" -Demolition Plan Appendix "B" -Internal agency comments Appendix "C" - DTS-10-132 3-6 DT5 Report No. DTS - ~(~ -~jyc.~ io ~.o s e i Appendix "A" ~ ® x r~'~~ ~ ~®~ ~ ~ ~ ~ ~ ~ ~ 3 tit ~ ~ ~ ~ ~$~~~F ~ ~~ ~ ~ ~e p m Lin ~ 2 ~ `~ .,..t~ ~ ~ • ~ \_ m_~ ~ ~ '~vm Z~ ~ ~ J. ! 3 ~~~6 ~~ ~g a~a~^~ ~~` ~ ~ 9 ~ ~ ~~ ~~~ ~~~~ ~~ 83 a ~~ y~y 3iyyi ~~~ ~~ ~ F i 3-7 E a E ~? c _°o~~ N o 3 ~ m v _ • c4 x U m ~ r ~ n n a Y~m2 0 -a ~ "_' O 'o p p '~ ~ ~ jr 3 a ~ U~ °1 D N ~ w m v _ n N W v ~o o y ~IG a c w m a ? E~ v pY =_ N Y ti C ~ N t ~ Y N y ~° ~ O N P E J m ~ t n {p m b -o ~ E ~ O a - v o 3 ~~ E y U 2 r N y L N L N O ry j ari E c ~ O v E rn O m m a N O n~ - ~ z ` ~ J y c w ~ d m % - O ~ ~ ~ ~ N O~ w a C N W f0 ~ ~ d VI ~~ 6~ k L r ~.. 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STF ems'{ b4 r~e dpi` pAf ~ ~`*%~, ~I}0 r~7 ~' Vic. .. rosr •no k- rsr+%g2+" V ~ ~'E 3 ~39r2' 2 ~ ENTAARGF TD/FX/T FROM UNCERG70LWD PPRK/NG ~OpR\\~ G~£1.LIN Y~cE \ C(~ ~~ s E„Tn a .~ER`\\~~~ kpp Sin 24i;M• ND ~por•' f~s/rE srarisrres: `7'~O~.r- n3J/n,z TDTAL SITE AREA-~----9TT4 m? ~X'l.Qaf.W ' PAVED AREA 1650 m n E TOTAL OWFLLlNG LN?S-!/6 .. ON- S/fE PARKING:, - ~ BU/CD/NG FLDW Af7EA DEVOTFD i0 COMMUN/TY ' . SURFACE .-29 SPACES CENTRE USf-66/ m= UNDERGROUND --SS SPACES REQUIRED PARXJNG FA4 YOTAL-B4 SPACES CDM~3/UN/7Y CFNTRE ---36 SPACES NOTE' OJSTANCES SHOWN ON THIS a AN ARE /N ME7RES Av0 CAN BE fONVERTFO TD FEET BY O/VJD/NG 8Y .3098 - Jr'I! ~ PLAN ~ /o so !0 OE/ELOPMENT PROPOSAL 90/98//W - aev~src-s~ er to SNOWING LOTS J-4 RFG. PLAN JS4 K/TCHENEA HOUSING /NC. GITY Of KJTCH£NER 85 JOSEPH STREET - .r er~~t sc~[t•-l:soa b.1/[-- fr o• oa. o£~<-fn~£M ow' 1t~'+~'/HC a Oer[LOiv[AT Aj%UF r~ __ ___. __ _._.__. .. ._ ... .. f 3 ~ ~` C V - ~ ~ ~. n w ~' ~ 3 ~ ~ a~ o °~c °~ ° ~'s2 o ~ - T C W m ~ - r ~ a~ °U G 4 m ~ •: ti a c O ~ ~ ~ z , ~~ o n ~ °6 °' - c ' Q c c rJ° v ~ ? V q ~~ ~~ w s~ ~~ N~ ~~ ~ ~ fl a j ' ~ O o . 0 ~ ~ 4 ~ o t C ~ Q c P ~ o m a TVt . ~ = ` O o o m C ~ O V ~? ~ e o ' C = ~` 4 a ~ ~ o O end N O 3 v ~ ~ w s - 6 Q~ b G L E ~~ a - a a m c ~. ~e c ., o 3 n 5 ~ ~s a 0 9 D y b D ~ i o z U 0 o m u ~ a ~ <° _ o J 4 O y z o m i o O O d Q v O N 8 r 3-12